Result Of Structural Survey....

[tiggerblue10]

....revealed that there was some damp in a chimney breast wall and that 2 roof tiles were a different colour to the rest so they want to investigate these.

The two tiles replaced some broken ones where I had a leak last year which I can explain to the buyers but how do I deal with the damp issue? I'd rather get it sorted myself than haves 1000s knocked off my original selling price.

[TonyV]

Dehumidifier if you are sure it's water tight now.

[TrevorThePug]

Getting it sorted may cost a fair hit, the cost of a proper building surveyor to detemine the cause and suggest remedy for one, then the cost of the remedy.

Water leaking through the roof tiles may be the cause, but could be other issues.

Perhaps get some quotes and then you’ll know whether best to sort it or negotiate based on the survey results.

[youngmafbog]

Damp can be causes by quite a few things. Often in chimneys it is the flashing but can be rubble etc in the cavity(if you have one).

Without looking at it /I'm not sure anyone can really help. Sometimes the structural survey does give further hints. Have you read through it all?

[woofgang]

I don't think anyone can answer till you know what is causing the damp.

[HansUrbancka]

If our Answerbank member 'TheBuilder' looks in, I feel sure he will give some good advice.

I am far from expert on such matters but it could be something relatively straight forward, which a good roofer good soon put right. Perhaps a cowl is needed on top of chimney because you no longer light fires which would dry out rain entering. It could be loose flashing,or tiles. Poor ventilation is another.

Meanwhile the following article could be worth reading, although it is an advert for damp proofing, which could be completely unnecessary :-

https://www.permagard.co.uk/advice/fix-damp-chimney-breast

Hans.

[tiggerblue10]

Two roofers came round this morning and other than needing 2 extra bracket beams in the roof there was no problem with the chimney. One of the roofers deals with damp as well and he couldn't find any evidence of damp anywhere so unsure what the meter reading showed.

I haven't seen sight of the report but there was also a mention of a bow roof on a small outbuilding which needed fixing. Both roofers said there was nothing wrong with this and that the surveyor was nit picking.

[TrevorThePug]

But the homebuyer will see the report, so will the roofers put it to you on headed paper so that you can wave it in front of the buyers and say subsequent investigations have found nothing of concern?

[tiggerblue10]

Apparently they can't do reports and have to go by what the survey report says. They can only provide quotes to the buyer of the jobs that need doing. This is what the roofer said anyway. Will speak with the estate agent and see where we go from here.

[TrevorThePug]

Ask the roofers to provide YOU with a written quote for what they think needs doing, then buyers can see the extent/cost.

[tiggerblue10]

They said they can't do that as they are working on behalf of the buyer and not me.

[woofgang]

so they will go back and tell the buyer in writing what they have told you verbally....no sign of damp and bow roof not an issue?

[tiggerblue10]

They didn't say as much but I hope they do.

'If it isn't broke, don't fix it!'

[woofgang]

so were they asked to look at the damp issue or was that by the by?

[The Builder]

Old, old problem, Tiggs .......... surveyors with "damp meters".
I've seen meters indicate damp after just boiling a kettle etc etc.
They constantly give false positives, and are generally the last resort of those without sufficient practical knowledge. "Proper" surveyors should know better.

On the face of it, I would be reassured by what your roofers have found... ie nothing.
Hold your nerve Tigger. I've come across this a hundred times.
Challenge the report, backed with your roofer's opinion. You can do no more. Even if there were a bit of damp, in this situation there's no way it should be a deal-breaker.

I guess this is upstairs in a bedroom. Their is "damp" everywhere, even in a modern house. It comes from the fact that people live in it.
The meter most likely showed the result of a little moisture in the air settling and condensing on a colder surface.
I'll further bet that the flue hasn't had a fire up it for some time ;o)

Chuck it back at the buyers Tiggs. It's their decision. The "process" is just a matter of everyone involved being seen to do their jobs and tick their boxes.

[tiggerblue10]

Update - a damp specialist just turned up and took readings on all of my walls. Apart from detecting slight damp in my kitchen near my food bin, he said that there was not an issue with damp and the slight damp isn't a problem. He said he will submit a report to confirm that not work is required.

[HansUrbancka]

@TheBuilder.....I think the Roofers have been sent by the Buyers. If I am reading correctly the postings at 12.11 and 12.19.

Hans.

[TrevorThePug]

"He said he will submit a report to confirm that not work is required."

Sounds like a result!

[tiggerblue10]

You weren't there when I started typing Builder! But thank you for the reassurance and yes, the damp specialist confirmed what you've just said so all good :o)

Another thing that was mentioned was the concrete flashing on the roof but that seems pretty solid and has lasted 100 years without the need to replace it with lead.

[tiggerblue10]

Independent roofer come round first and the the buyers roofer turned up afterwards. Both said exactly the same thing.

[The Builder]

Thanks to Hans for pointing that out about who got the roofers in ;o)

Still, no matter. Good news Tigger.
This flashing? I guess it's the one around the chimney stack?
Not the way we would do it today. But you can say that about a lot of things.
Even if it did need replacing, it's not a big job anyway ;o)))